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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: February 17, 2022
SUBJECT:
A Resolution Approving a Revision to the Final Plan on Lots 1A, 2A, and 3A of The Second Resubdivision of Fox Valley East Region I Unit No. 1, located at northeast corner of Fox Valley Mall, S. of New York Street and W. of Route 59 (Centennial Real Estate Company - 22-0083 / NA21/4-22.020-Fpn - TV - Ward 10)
PURPOSE:
The Petitioner, Centennial Real Estate Company, is requesting approval of a Final Plan Revision for Lots 1A, 2A, and 3A of the Second Resubdivision of Fox Valley East Region I Unit No. 1 to construct a new private road extension from Entrance #6 and to reconfigure the parking lot.
BACKGROUND:
The Subject Property is located at the northeast corner of the Fox Valley Mall, across from Entrance #6. It currently is a surface parking lot, part of which serves the Fox Valley Mall and part of which served the now demolished Sears building. The property is currently zoned PPD Planned Development District, which is part of the Fox Valley East Planned Development District.
The Petitioner is requesting approval of a Final Plan Revision. The details of the request include the construction of a new private road extension from Entrance #6 and the reconfiguration of the existing parking lots. The private road extension will serve the future redevelopment of this area. In addition, the petitioner will be constructing a northbound right-hand turn lane leaving the Entrance#6 on to New York Street.
DISCUSSION:
Staff has reviewed the Final Plan Resolution petition and have sent comments back to the petitioner on those submittals. The petitioner has made the requested revisions to these documents and they now meet the applicable codes and ordinances.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
10.0 To provide for the orderly, balanced and efficient growth and redevelopment of the City through the positive integration of land use patterns, functions, and circulation systems. To protect and enhance those assets and values that establishes the desirable quality and general livability of the City. To promote the City’s position as a regional center.
11.1(5) To guide and promote development to areas where public utilities, public roads and municipal services are either available or planned.
11.1(3) To encourage new development contiguous to existing development.
RECOMMENDATIONS:
Planning and Zoning Commission recommended CONDITIONAL APPROVAL of the Resolution Approving a Revision to the Final Plan on Lots 1A, 2A, and 3A of The Second Resubdivision of Fox Valley East Region I Unit No. 1, located at northeast corner of Fox Valley Mall, S. of New York Street and W. of Route 59, with the following conditions:
1) That the Final Plan approval be contingent upon Final Engineering approval.
2) That the Petitioner submit to the City for review and approval of the surface treatment on the retaining wall prior to building permit issuance.
3) That the Final Plan be revised prior to Final Engineering approval as follows:
a) That a crosswalk be provided at the intersection of Private Road A and Fox Valley Center Drive across the west and south legs of the intersection. Said crosswalk should be a minimum of 10' wide and shall be defined with a different material.
b) That the streetlight within the median of Entrance #6 be changed to a decorative light pole.
4) That Final Engineering Plans be revised to include the following:
a) Traffic signal modification at Entrance # 6 and E. New York Street, associated with the proposed northbound right turn lane. The modification shall consist of installation of a near side post mounted 5-section signal head, a far side mast arm mounted 5-section signal heard (with turn arrows), and installation of additional hardware and re-programming of the traffic signal controller.
b) A pedestrian signals & pedestrian push buttons at the north/south crosswalk on the west leg intersection of Entrance # 6 and E. New York Street.
ATTACHMENTS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscaping Plan
Land Use Petition with Supporting Documents
Aerial Map
Legistar Number: 22-0083
cc:
Alderman Michael B. Saville, Chairperson
Alderwoman Patty Smith, Vice Chairperson
Alderman Carl Franco
Alderman Sherman Jenkins
Alderman Ron Woerman
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
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A Resolution Approving a Revision to the Final Plan on Lots 1A, 2A, and 3A of The Second Resubdivision of Fox Valley East Region I Unit No. 1, located at northeast corner of Fox Valley Mall, S. of New York Street and W. of Route 59
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WHEREAS, the City of Aurora has a population of more than 25,000 persons and is, therefore, a home rule unit under subsection (a) of Section 6 of Article VII of the Illinois Constitution of 1970; and
WHEREAS, subject to said Section, a home rule unit may exercise any power and perform any function pertaining to its government and affairs for the protection of the public health, safety, morals, and welfare; and
WHEREAS, by petition dated January 26, 2022, Centennial Real Estate Company filed with the City of Aurora a petition requesting approval of a Final Plan Revision for Lots 1A, 2A, and 3A of the Second Resubdivision of Fox Valley East Region I Unit No. 1 located at the northeast corner of Fox Valley Mall, south of New York Street and west of Route 59 and related required documents as attached hereto as Exhibits "A-1" and Exhibit “A-2”; and
WHEREAS, the Planning and Zoning Commission conducted a hearing on February 16, 2022, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on February 23, 2022, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said Final Plan and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, the decision of the Building, Zoning and Economic Development Committee with respect to a final plan is subject to appeal to the City Council in the manner set forth in Chapter 34 of the Code of Ordinances, City of Aurora, Illinois; and
WHEREAS, no person authorized under Chapter 34 to appeal such decision having done so in the manner set forth in Code, the Decision of the Building, Zoning and Economic Development Committee constitutes final action on the proposed final plan; and
NOW, THEREFORE, BE IT ORDAINED by the Building, Zoning and Economic Development Committee of the City of Aurora, Illinois, finds as facts all of the preamble recitals of this Resolution and hereby grants CONDITIONAL APPROVAL of said Final Plan with the following conditions:
1) That the Final Plan approval be contingent upon Final Engineering approval.
2) That the Petitioner submit to the City for review and approval of the surface treatment on the retaining wall prior to building permit issuance.
3) That the Final Plan be revised prior to Final Engineering approval as follows:
a) That a crosswalk be provided at the intersection of Private Road A and Fox Valley Center Drive across the west and south legs of the intersection. Said crosswalk should be a minimum of 10' wide and shall be defined with a different material.
b) That the streetlight within the median of Entrance #6 be changed to a decorative light pole.
4) That Final Engineering Plans be revised to include the following:
a) Traffic signal modification at Entrance # 6 and E. New York Street, associated with the proposed northbound right turn lane. The modification shall consist of installation of a near side post mounted 5-section signal head, a far side mast arm mounted 5-section signal heard (with turn arrows), and installation of additional hardware and re-programming of the traffic signal controller.
b) A pedestrian signals & pedestrian push buttons at the north/south crosswalk on the west leg intersection of Entrance # 6 and E. New York Street.
BE IT FURTHER RESOLVED that the Building, Zoning and Economic Development Committee of the City of Aurora hereby adopts the Final Plan and related required documents, as attached hereto as Exhibit "A-1" Final Plan, and Exhibit “A-2” Landscape Plan, along with any easement dedications deemed necessary by the Aurora City Engineer.